Charles County, MD · Sold

MD-498032

9570 County Road 399

$1,705,800

$16,897/ac · 101 ac

Offer report Market this tract

Acreage101 ac

Price per acre$16,897/ac

ZoningRecreational

Road accessPaved

UtilitiesFull utilities

TopographySloped

ListedDec 6, 2024

Coordinates38.4852, -77.0246

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Charles County, Maryland. Eastern Shore farmland and preservation-easement tracts.

View Charles market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands4.3% of tract

Little to no mapped wetland coverage.

Average slope21.1%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

734 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area57.97 of 100.95 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,830,610

$1,511,255 – $2,149,965 · $18,134/ac on 101 ac

Asking vs estimate

-6.8%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,705,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,046,063

$10,362/ac · +30.0% target margin

You need $659,737 off asking to hit this margin.

All-in cost$1,134,978

Net resale$1,684,161

Projected profit$549,183

ROI+48.4%

Annualized+69.2%

Break-even resale$12,221/ac

Profit if resale lands off target

-20%

$212,351

-10%

$380,767

$549,183

+10%

$717,599

+20%

$886,015

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MD-778193 Gravel · Off grid	113.4	Jul 27, 2026	$1,331,900	11,742	20,519	5.3 mi	84
MD-298147 Landlocked · Off grid	109.7	Jul 27, 2026	$757,100	6,901	17,586	6.6 mi	83
MD-648252 Gravel · Off grid	118.4	Nov 25, 2025	$1,312,300	11,084	20,132	4.3 mi	78
MD-618607 Gravel · Power at road	153.1	May 24, 2026	$2,062,100	13,468	21,791	6.3 mi	77
MD-539536 Dirt · Full utilities	300.1	Jul 27, 2026	$3,245,500	10,815	19,992	5.3 mi	76
MD-538914 Dirt · Off grid	191.2	Jul 27, 2026	$1,027,800	5,375	12,546	4.3 mi	76
MD-636959 Gravel · Full utilities	46.4	Jul 27, 2026	$682,300	14,706	14,637	5.9 mi	75
MD-307421 Paved · Full utilities	64.8	Mar 29, 2025	$1,509,400	23,279	22,215	5.9 mi	73
MD-176482 Gravel · Off grid	32.8	Feb 23, 2026	$390,400	11,889	16,237	2.9 mi	67
MD-217185 Dirt · Off grid	54.6	Jul 14, 2025	$452,900	8,287	14,843	7.3 mi	66

Show adjustment detail for the top comp

Tract size (113.43 ac → 100.95 ac)+3.0%
Access (Gravel → Paved)+18.0%
Utilities (Off grid → Full utilities)+43.5%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV